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LogoWebsite: http://www.inspectallservices.com
Email: inspections@inspectallservices.com
Inspector's email: inspectall.jake@gmail.com
Phone: (770) 483-2808
Inspector's phone: (404) 769-1673
576 Sigman Rd NE, Ste 700 
Conyers, GA 30013
Inspector: Jake Williams

 

Stucco Inspection Report

Client(s):  John Doe
Property address:  123 Anywhere St
Conyers, Ga 30013
Inspection date:  Monday, January 02, 2017

This report published on Monday, March 27, 2017 3:57:29 PM EDT

This report is the exclusive property of the inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. The client(s) must read and agree to the terms and conditions of the contract agreement at the bottom of the report.
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How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Exterior Wall, Windows & Doors

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General Information
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Time started: 9:30 Am
Time finished: 2:00 Pm
Present during inspection: Nobody
Client present for discussion at end of inspection: No
Inspector: Jake Williams
Weather conditions during inspection: Rain
Temperature during inspection: Cold
Ground condition: Wet
Recent weather: Rain
Overnight temperature: Cold
Payment method: Pre-Paid
Age: 26 years
Square Footage: 19,128
Stories: 3
System Manufacturer: Unknown/Unable to determine
Drainable or Barrier: Barrier System
Type of Insulation: Expanded polystyrene
Type of building: Commercial
Occupied: Yes

1) When the Tramex MRH III moisture meter with deep wall probing is used to confirm the moisture detected in a wall, the following table is used to help determine the future course of action. Moisture readings are typically represented as a percentage of moisture content in the wood framing (when the inspector determines or otherwise estimates that wood is contacted). For wood products, (or gypsum products, using the wood scale") the following levels are typical thresholds for further action:

* Less than 19 %: No further action may be necessary beyond performing repairs otherwise determined necessary by the inspector.

* 20% through 27%: Check for structural deterioration and adjacent areas for greater moisture readings. Identify and repair all sources of water entry.

* Greater than 27%: Repair sources of water entry. Further investigation for structural damage is recommended. Also any area with soft or no backing must be further examined for structural integrity.

See elevation photos below showing areas of moisture intrusion and damage observed at time of inspection.
Photo
Photo 1-1
Front elevation. Areas of moisture intrusion and damage observed.
Photo
Photo 1-2
Right elevation. Areas of moisture intrusion and damage observed.
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Photo 1-3
Rear elevation. Areas of moisture intrusion and damage observed.
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Photo 1-4
Left elevation. No elevated levels of moisture intrusion found, however, some damage observed.

2) The photos in section 2 are not normally included in the inspection report. However, because this is a sample report we want to show the before, during, and after the process of probing the wall for moisture and the condition we leave it in afterwards.
Photo
Photo 2-1
The condition of the wall before the wall scan.
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Photo 2-2
An indication of moisture detected with the Tramex wall scanner.
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Photo 2-3
Probing of the wall with the Tramex MRH III moisture probing meter after an indication of moisture detected from the Tramex wall scanner.
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Photo 2-4
The condition of the wall after sealing the holes from probing.

Exterior Wall, Windows & Doors
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Quality control note: By far the major cause of problems with EIFS today is poor workmanship. EIFS systems need to be installed correctly in order to perform the functions of an exterior building wall. Application is typically fair to poor. Architects and owners should not rely on the ability and knowledge of the typical applicator. Sales representatives should not be relied upon to monitor installation. It is not reasonable to expect the distributor of any building material or system, especially in a cost competitive market, to be responsible for quality control of the application. Many applicators, both individuals and companies, are untrained or improperly trained. At the start of each project, the applicators must be made aware of the specific contract requirements. The majority of EPS board surfaces should be inspected for proper installation and gaps before base coat application. Test cuts of the completed base coat should be made before the finish is applied to verify the base coat thickness and mesh location. The majority of all base coat surfaces should be inspected for exposed mesh and mesh pattern before being primed. There should be an inspector, either a trained clerk or a third party inspector, hired for the EIFS inspections. Only well detailed projects that are properly installed with adequate base coat thickness, fully embedded mesh, and carefully made joints will function for many years.
Location Note: All locations mentioned in this report, for example, Left elevation, are from the front of the structure as you're facing it.
Condition of the exterior cladding: Repair, replace, evaluate (See comments below)
Caulk/Sealant: Repair, replace, evaluate (See comments below)
Flashing/Diverters: Repair, replace, evaluate (See comments below)
Terminations: Repair, replace, evaluate (See comments below)
Apparent wall structure: Wood frame
Cladding & Stucco Type(s): Exterior Insulated & Finish System, Brick Veneer
Sheathing Type: Oriented Strand board
Expansion Joints: Yes
Control Joints: No
Aesthetic Joints: No
Number of Elevations Containing Stucco/EIFS/DEFS: 4
Type(s) of windows: Wood, Multi-pane, Double-hung
Number of operable window units: 41
Number of fixed window units: 2
Total Number of Window Units: 43

3) Conducive conditions Elevated levels of moisture were found in one or more locations. Recommend a qualified EIFS contractor further evaluate and make necessary repairs to prevent further moisture intrusion and structural damage. Client should be aware that hidden damage may be uncovered during the repair process.

Please see the photos below for locations and moisture levels recorded at the time of inspection.
Photo
Photo 3-1
Under the 2nd floor balcony at the front elevation, right side
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Photo 3-2
Photo
Photo 3-3
Front elevation, below the 1st window to the left of the front porch at ground level.

Moisture content at the substrate 9.3%
Photo
Photo 3-4
Front elevation, below the 2nd window to the left of the front porch at ground level.

Moisture content at the substrate 11.2%
Photo
Photo 3-5
Front elevation, damage below the 2nd window to the left of the front porch at ground level.

Moisture content at the substrate 10.2%
Photo
Photo 3-6
Front elevation, right of the left employee entrance at ground level.

Moisture content at the substrate 12.8%
Photo
Photo 3-7
Front elevation below the balcony above the employee entrance.

Moisture content at the substrate 20.1%
Photo
Photo 3-8
Right side of the balcony above the employee entrance.

Moisture content at the substrate 8.0%
Photo
Photo 3-9
Front elevation, left column of the front porch.

Moisture content at the substrate 18.0%
Photo
Photo 3-10
Front elevation, left column of the front porch.

Moisture content at the substrate 7.6%
Photo
Photo 3-11
Front elevation, 2nd window to the right of the front porch at ground level.

Moisture content at the substrate 11%
Photo
Photo 3-12
Front elevation below the right balcony.

Moisture content 24.7%
Photo
Photo 3-13
Front right corner at ground level.

Moisture content at the substrate 18.9%
Photo
Photo 3-14
Front right corner at the 2nd floor level.

Moisture content at the substrate 18.9%
Photo
Photo 3-15
Front elevation at the 2nd floor level to the right of the right balcony.

Moisture content at the substrate 18.4%
Photo
Photo 3-16
Right elevation, 2nd window from the front at ground level.

Moisture content at the substrate 10.2%
Photo
Photo 3-17
Right elevation, 3rd window from the front at ground level.

Moisture content at the substrate 10.1%
Photo
Photo 3-18
Right elevation gutter attachment at the 1st floor level.

Moisture content at the substrate 12.2%
Photo
Photo 3-19
Right elevation gutter attachment at the 1st floor level.

Moisture content at the substrate 12%
Photo
Photo 3-20
Moisture content below the flat sill of the column at the rear elevation balconys 29.7%
Photo
Photo 3-21
Moisture content below the flat sill of the columns at the rear elevation balconys
Photo
Photo 3-22
Moisture content below the flat sill of the column at the rear elevation balconys
Photo
Photo 3-23
Moisture content below the flat sill of the column at the rear elevation balcony's 13.2%
Photo
Photo 3-24
Rear elevation above the brick line.

Moisture content at the substrate 7.1%
Photo
Photo 3-25
Front elevation, below the 1st window to the left of the front porch at ground level.
Photo
Photo 3-26
Flat sills at the rear elevation columns.

4) Conducive conditions Cracks, deterioration and/or damage were found in many areas of the expanded foam insulation system (EIFS) exterior finish. Moisture can enter cracks or damaged areas and further deteriorate the finish. Also, the wall behind the finish may have become damaged from moisture intrusion. Recommend that a qualified contractor evaluate and make repairs and/or replace the EIFS siding and any damaged areas uncovered during the repair as necessary.
Photo
Photo 4-1
Front elevation, front porch right side.
Photo
Photo 4-2
Column at the front porch.
Photo
Photo 4-3
Front right corner at ground level.
Photo
Photo 4-4
Right elevation, 2nd window from the front at ground level.
Photo
Photo 4-5
3rd floor balcony at the rear elevation.
Photo
Photo 4-6
3rd floor balcony at the rear elevation.
Photo
Photo 4-7
Rear elevation above the 3rd floor balcony, left side.
Photo
Photo 4-8
Front elevation ground level window to the left of the front porch.
Photo
Photo 4-9
Rear elevation balcony railing crushing the face of the EIFS.
Photo
Photo 4-10
Right elevation.
Photo
Photo 4-11
Right elevation 2nd floor window 3rd from the front.
Photo
Photo 4-12
Left elevation above the 2nd floor level.
Photo
Photo 4-13
Left elevation 2nd window front the front at ground level.
Photo
Photo 4-14
Front elevation, damage below the 2nd window to the left of the front porch at ground level.
Photo
Photo 4-15
Right elevation, 2nd window from the front at ground level.
 

5) Conducive conditions Caulk/sealant was deteriorated in all areas. For example, both cohesive and adhesive failure were observed around windows, around doors and/or at EIFS to brick junctions. Recommend that a qualified person renew or install caulk as necessary to prevent moisture intrusion and wood rot.
Photo
Photo 5-1
Cohesive failure in the sealant.
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Photo 5-2
Cohesive failure in the sealant.
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Photo 5-3
Adhesive failure in the sealant.
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Photo 5-4
Adhesive failure in the sealant.
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Photo 5-5
Adhesive failure in the sealant.
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Photo 5-6
Adhesive failure in the sealant.
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Photo 5-7
Cohesive and adhesive failure in the sealant.
Photo
Photo 5-8
Cohesive failure in the sealant.
Photo
Photo 5-9
Cohesive failure in the sealant.
Photo
Photo 5-10
Adhesive failure in the sealant.
Photo
Photo 5-11
Adhesive failure in the sealant.
Photo
Photo 5-12
Adhesive failure in the sealant.
Photo
Photo 5-13
Adhesive failure in the sealant.
Photo
Photo 5-14
Adhesive failure in the sealant.
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Photo 5-15
Cohesive failure in the sealant.
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Photo 5-16
Cohesive failure in the sealant.
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Photo 5-17
Adhesive failure in the sealant.
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Photo 5-18
Adhesive failure in the sealant.
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Photo 5-19
Cohesive failure in the sealant.
Photo
Photo 5-20
Cohesive failure in the sealant.

6) Conducive conditions Gutter straps and shutters are improperly mounted to the EIFS system. This will cause moisture intrusion behind the wall and can lead to structural damage along with mold and/or mildew growth. Recommend a qualified EIFS contractor further evaluate and make necessary repairs.
Photo
Photo 6-1
Photo
Photo 6-2
Photo
Photo 6-3
Right elevation gutter attachment at the 1st floor level.
 

7) Conducive conditions Clearances between the EIFS and surfaces below were too small. Moisture can penetrate and damage the wall strucure as a result. a Normally, minimum clearances below the bottom of EIFS siding and trim include:
  • 6 to 8 inches to the finished grade below
  • 2 inches to paths, steps, driveways or deck surfaces below
  • 2 inches to roof surfaces below
  • 1/4 inch to horizontal flashing below, with no caulk applied
Recommend that a qualified contractor repair per the siding/trim manufacturer's specifications.
Photo
Photo 7-1
Observed at the chimneys.
 

8) Conducive conditions One or more areas of the EIFS cladding have sections that are flat or an improper slope. This is a conducive condition for wood destroying organisms and wood rot. Most manufacturers call for a 1:2 slope minimum. Steeper slopes are preferable. Metal sills and parapet copings are also permitted and even preferred. Recommend a qualified EIFS contractor further evaluate and make necessary repairs.
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Photo 8-1
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Photo 8-2
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Photo 8-3
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Photo 8-4

9) Conducive conditions EIFS netting was exposed in one or more areas. This is an indication that the base coat was applied too thin. The base coat material is also the water proofing part of this system. Recommend a qualified EIFS contractor further evaluate and make necessary repairs to prevent further deterioration and water intrusion.
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Photo 9-1
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Photo 9-2
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Photo 9-3
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Photo 9-4

INSPECTOR INFORMATION:



Jake Williams

ASHI Certified Inspector #252104
Cell # 404.769.1673
Signature
American Society of Home Inspectors

COMPANY INFORMATION:


Thank you for choosing our team to evaluate this property. Questions? Feel free to reach out to the inspector and you can contact us at 770-483-2808 or inspections@inspectallservices.com.

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